7130 Mapleview Cir #68 · Brown City, MI 48416

$51,500

3 bd · 1.0 ba · 840 sqft · SingleFamily · 63 Days on market

Built 1992 Average condition 5,525 sqft lot Est $41k · 25% over

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1992 FLEETWOOD Manufactured Home Vin # INFLN76A03238AT on leased land in Maple-view Estates, on leased land in the community. . It has had recent upgrades new paint flooring and carpet, serviced Furnace , fresh paint, new carpeting and flooring were upgraded. New heat tape It does not have any mineral rights included in the sale in Maple view Estates, This Home in Maple view Estates MHP is an all-family park with a community center and off-street parking, Lot Rents are currently $363.00 a month. Municipal water and sewers are provided and billed separately by Brown city. The Park has RV and Trailer Storage, also there is a large Playground for the young at heart in the rear of the park. Updated LED streetlights for the safety and security of the residents, Park Roads are in process of being resurfaced. High speed internet is available. The community is located a short walking distance from the center of The City of Brown City is a rural community located in the center of Michigan's Thumb region. Most of the city is in Sanilac County, with only a small portion of the city extending into Lapeer County. Brown City is home to a few small businesses and shops, as well as a public library, Great school system and a community center. Overall, Brown City is a quiet community that offers a slower pace and a small-town atmosphere. It is a good place to visit or live if you enjoy a more rural setting and want to get away from the hustle and bustle of big-city life

Key facts

• High speed internet
• Large playground
• Off-street parking

Tags

• OFF-STREET PARKING
• RV AND TRAILER STORAGE
• LARGE PLAYGROUND
• HIGH SPEED INTERNET
• SHORT WALKING DISTANCE

Property features AI

Finance

• HOA & community: Community clubhouse; Sidewalks in community; Pets allowed (cats and dogs allowed; breed restrictions and size limits apply)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available; Underground utilities
• Home design: Single-family residence; One story; Ground-level entry with steps; Vinyl siding exterior
• Construction: Composition roof; Pillar/post/pier foundation
• Exterior features: Front porch; Corner, level lot; Paved road access

Interior

• Kitchen: Free-standing gas range; Free-standing refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Electric water heater; Range hood; Crawl space
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $52k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $52k).
• Recommended offer: $48k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#512 in MI) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Brown City Community Schools (rural): math 25% / reading 39% proficiency, ranked #336 of 540 in MI (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 63 units permitted in Sanilac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $356 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sanilac County population projected at -31% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $48,410 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.84% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $41,160
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4085 Mapleview Ct E	0.05mi	2/2.0 (-1)	924 (+10%)	12mo	$45,000	$49	62
7168 Mapleview Cir W	0.09mi	3/2.0	950 (+13%)	10mo	$35,000	$37	61
4286 Wood St	0.40mi	2/1.0 (-1)	722 (-14%)	21mo	$87,900	$122	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.17×
• Total profit: $16,801
• Equity at exit: $7,679

10-year hold

• IRR: 35.5%
• Equity multiple: 4.26×
• Total profit: $47,050
• Equity at exit: $4,453

Cash invested: $14,420 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Michigan: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit; mixed climate; Detroit/AA have some protections.

Methodology + full state rankings →

ZIP-level market 48416

• Home prices YoY: -16.8%
• Active inventory: 43
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$270
• Tax est. 1.5%: −$64 /mo · $772/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $395

Break-even live

Break-even rent $451

Max offer price $51,500

Occupancy floor 53%

Sensitivity live

Price	-10% $430	-5% $412	+0% $395	+5% $377	+10% $359
Rent	-10% $320	-5% $357	+0% $395	+5% $432	+10% $470
Rate	-1.0pp $421	-0.5pp $408	base $395	+0.5pp $381	+1.0pp $368

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $12,875
• Closing costs: $1,545
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7201 Maple Valley Rd Brown City, MI	2.0	1.0	850	$950	$1.12	2d	1	0.45mi

Listing history 16 events

1. 2026-06-18
   days on market $51,500 Active 63 DOM
2. 2026-06-17
   days on market $51,500 Active 62 DOM
3. 2026-06-16
   days on market $51,500 Active 61 DOM
4. 2026-06-15
   days on market $51,500 Active 60 DOM
5. 2026-06-13
   days on market $51,500 Active 58 DOM
6. 2026-06-13
   days on market $51,500 Active 57 DOM
7. 2026-06-09
   days on market $51,500 Active 54 DOM
8. 2026-06-08
   days on market $51,500 Active 53 DOM
9. 2026-06-07
   days on market $51,500 Active 52 DOM
10. 2026-06-04
    days on market $51,500 Active 49 DOM
11. 2026-06-03
    days on market $51,500 Active 48 DOM
12. 2026-06-02
    days on market $51,500 Active 47 DOM
13. 2026-06-01
    days on market $51,500 Active 46 DOM
14. 2026-05-31
    days on market $51,500 Active 45 DOM
15. 2026-04-16
    listed $51,500 Active
16. 2026-04-15
    listed $51,500 Active 1477-char remark

    Show marketing remark (1477 chars)

    1992 FLEETWOOD Manufactured Home Vin # INFLN76A03238AT on leased land in Maple-view Estates, on leased land in the community. . It has had recent upgrades new paint flooring and carpet, serviced Furnace , fresh paint, new carpeting and flooring were upgraded. New heat tape It does not have any mineral rights included in the sale in Maple view Estates, This Home in Maple view Estates MHP is an all-family park with a community center and off-street parking, Lot Rents are currently $363.00 a month. Municipal water and sewers are provided and billed separately by Brown city. The Park has RV and Trailer Storage, also there is a large Playground for the young at heart in the rear of the park. Updated LED streetlights for the safety and security of the residents, Park Roads are in process of being resurfaced. High speed internet is available. The community is located a short walking distance from the center of The City of Brown City is a rural community located in the center of Michigan's Thumb region. Most of the city is in Sanilac County, with only a small portion of the city extending into Lapeer County. Brown City is home to a few small businesses and shops, as well as a public library, Great school system and a community center. Overall, Brown City is a quiet community that offers a slower pace and a small-town atmosphere. It is a good place to visit or live if you enjoy a more rural setting and want to get away from the hustle and bustle of big-city life

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$2,885
• − Property taxes: −$772
• − Insurance: −$258
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$1,498
• Taxable income: $4,163
• Est. tax owed @ 24.0%: −$999
• After-tax cash flow: $3,736/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This mobile home has average condition with some cosmetic repairs needed. Painting the exterior and interior, and replacing the carpet would significantly enhance its curb appeal and value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Some scuff marks
• Minor kitchen countertops — Worn laminate

Value-add opportunities

• Both paint exterior siding — Enhances curb appeal and value
• Both replace carpet — Fresh carpet improves comfort and value
• Both paint interior walls — Fresh paint improves aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Some scuff marks	Minor	$500–3,000
kitchen countertops · Worn laminate	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior siding — Enhances curb appeal and value ↑
• Both replace carpet — Fresh carpet improves comfort and value ↑
• Both paint interior walls — Fresh paint improves aesthetics and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brown City Community Schools
• NCES district ID: 2607040
• Math proficiency: 25% ▼ -8.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $44,588
• Composite: 27.29/100
• National rank: #7002
• State rank: #336 of 540 in MI

Livability — Brown City

• Score: 63/100
• State rank: #512
• US rank: #15324

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brown City, MI
• City population: 5,216
• Population (ZIP): 5,216

Population outlook (Sanilac County) Hauer SSP2

• Today (2025): 37,948 people
• By 2030: 35,772 · -5.7%
• By 2040: 30,996 · -18.3%
• By 2050: 26,280 · -30.7%
• By 2075: 17,471 · -54.0%
• By 2100: 10,572 · -72.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

Political lean MEDSL · Sanilac

• 2024 margin: Solid R (+47.7) · D 25.5% · R 73.2% · Other 1.3%
• 2008→2024 swing: -39.6pp toward R · 2008: -8.1pp · 2024: -47.7pp
• All cycles: 2024: R+47.7 2020: R+45.6 2016: R+44.5 2012: R+20.4 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.42%
• Current HPI: 205.2258
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.37%
• F500 in state: 28

Industry mix (Fortune 500 HQ in MI)

Industry	F500 HQs	Revenue
▸Automotive Parts	3	$48B
▸Automotive	2	$372B
▸Chemicals	1	$45B
▸Automotive Retail	1	$29B
▸Healthcare / Medical Devices	1	$23B
▸Automotive Technology	1	$20B

Price history

+0.0% since first listed

2 events — show timeline

• 2026-04-16 Listed $51,500 REALCOMP
• 2026-04-15 Listed $51,500 MiRealSource-MiMLS